Landlords

A Guide for Landlords

The Renters’ Rights Act has introduced the biggest reform to the private rented sector in over 30 years. Whether you own one investment property or a large portfolio, understanding these changes is essential to remaining compliant and protecting your investment.

At Fisks Estate Agents, we’re helping landlords across Dorset navigate the new legislation with confidence, ensuring their properties remain legally compliant while continuing to achieve the best possible returns.

What has changed?

The majority of the Act came into force on 1 May 2026, fundamentally changing how residential tenancies operate in England. Existing Assured Shorthold Tenancies (ASTs) have automatically converted to Assured Periodic Tenancies, meaning there are no longer fixed-term tenancy agreements for most private lets.

Key changes landlords need to know

Section 21 has been abolished

Landlords can no longer rely on a Section 21 “no fault” notice to regain possession of their property.

Instead, possession can only be sought using the revised Section 8 grounds, where there is a legitimate reason, such as:

• Selling the property
• Moving into the property yourself or with a close family member
• Serious rent arrears
• Persistent late payment of rent
• Anti-social behaviour
• Breach of tenancy obligations

The revised grounds provide greater certainty for tenants while still allowing landlords to recover possession when there is a genuine reason to do so.

All tenancies are now periodic

Fixed-term tenancies have been replaced by rolling Assured Periodic Tenancies.

This means:

• Tenancies no longer have an end date.
• Tenants may leave by providing two months’ notice.
• Landlords must rely on a valid Section 8 ground if possession is required.

Although this represents a significant change, good property management and thorough tenant referencing remain the best way to minimise risk.

Rent increases

Rent increases are now more tightly regulated.

• Rent can only be increased once every 12 months using the prescribed legal process.
• Tenants have the right to challenge increases they believe exceed the open market rent.

Ensuring your property is let at the correct market value from the outset has never been more important.

New responsibilities for landlords

The Act also introduces additional obligations, including:

• Providing prescribed government information to tenants.
• Greater protections for tenants requesting permission to keep pets.
• Restrictions on discrimination against applicants with children or those receiving benefits.
• Increased enforcement powers for local authorities, with significantly higher financial penalties for non-compliance.

Why professional management matters

The Renters’ Rights Act makes compliance more important than ever. Errors with notices, documentation or statutory requirements could delay possession proceedings and expose landlords to financial penalties.

Our experienced lettings team keeps up to date with every legislative change, ensuring:

• Your tenancy documentation remains fully compliant.
• Rent reviews are carried out correctly.
• Safety certification is monitored.
• Legal notices are served accurately.
• Property inspections are undertaken regularly.
• Tenancy issues are dealt with quickly and professionally.

How Fisks can help

Whether you’re an experienced landlord or letting a property for the first time, we’re here to guide you through the new legislation.

Our fully managed service gives you peace of mind that your property is being managed in accordance with the latest legal requirements, allowing you to focus on the benefits of property investment rather than the complexities of compliance.

If you would like advice on how the Renters’ Rights Act affects your property, or you’re considering switching from self-management to a fully managed service, our experienced team would be delighted to help.

Before you let a property it is important to consider the following:

• A landlord has statutory obligations under Section 11 of the Landlord and Tenant Act 1985 to repair and maintain in good working order the installations, appliances and equipment for gas, water, electricity, drainage and for heating water and space within the property.
• All owners of a property, as shown at Land Registry, must give permission to let the property.
• If a property is mortgaged, the landlord must obtain the lender’s permission to let the property.
• The landlord is responsible for insuring the buildings and the contents, other than the contents introduced by the tenant (for which the tenant is responsible for arranging insurance). The landlord should advise the insurance company that the property will be let to ensure continuity of cover and inform us of any specific conditions their insurer may impose, e.g. maximum period during which the property may be left unoccupied whilst remaining covered by insurance.
• The landlord should also ensure that they have public liability cover.

• Tenants pay for exclusive possession of a property during a tenancy and are entitled to ‘quiet enjoyment’, that is to live there without interference from the landlord or anyone else. The landlord cannot enter the property without the tenant’s permission or harass the tenant in any way.
• Landlords are required to keep records and submit a self-assessment tax return to HMRC, providing details of the rental income and any deductible expenses, including mortgage interest, letting agency fees and accountancy fees.
• Any landlord residing abroad must apply to the Inland Revenue for authorisation to receive gross rental income (without tax deducted). This permits us to pay all rent (after deduction of fees plus VAT and maintenance costs) to the landlord. In the absence of authorisation, we are legally obliged to withhold income tax on all rent at the standard rate. Where a landlord is classed as a UK resident for tax purposes, it is not necessary for us to retain any income tax.

Once you are satisfied that your property is ready to rent Fisks will undertake to find a suitable tenant;

Presentation is extremely important as it maximises the desirability and value of the rental property. We take great care and attention over every aspect of creating the property’s marketing campaign including the production of a floorplan which many of our competitors do not. Informative and well produced photography helps to present your property in the best light and concise factual details allows prospective tenants to quickly become familiar with each of the main features of the property.

In addition, we have developed virtual tour technology and we can create an online ‘walk through’ experience and there is no additional fee payable for this service. A sample of our tours can be found by clicking here.

Our specialist staff have extensive experience advising Landlords in Wimborne and surrounding villages. We can provide specialist and dedicated advice not only on tenancy issues but also sound guidance on internal and external presentation together with the careful management and administration of marketing campaign in its entirety ensuring that we propose the most suitable tenants for the property.

We will ensure that you get access to the most up-to-date marketing and exposure – from presence in key local publications to listings on our user-friendly website and major national property portals such as rightmove.co.uk and onthemarket.com.

Once we have found a prospective tenant we will obtain a holding deposit from them before commencing their referencing and then, subject to satisfactory replies, propose them to you for tenancy and agree a suitable start date for the tenancy.

Prior to the start date of the tenancy we will liaise with the tenants and arrange for them to sign the tenancy agreement and, with your authority, we can sign on your behalf. At this stage Fisks will ensure that the rent in advance as well as the balance of the security deposit have been paid.

A detailed inventory/schedule of condition should be completed before the check-in and we will arrange with the tenant a mutually convenient time on the first day of the tenancy to meet them at the property to complete the check-in.

The check-in appointment gives the tenant the opportunity to critique the inventory and schedule of condition as well as ask any questions or queries of us on behalf of our client. It also allows us to understand specific safety checks and take physical meter readings.

Council Tax is the responsibility of the tenant during the tenancy. We will notify the local authority of each change. When a property is unoccupied, the landlord is responsible for Council Tax.

Fisks will advise the various utility companies of a change of tenancy and provide meter readings. Telephone companies will only deal with the bill payer using the service. All arrangements for service provision must therefore be made by the landlord or the tenant.

Fisks recommend that all new landlords and outgoing tenants arrange for their mail re-direction.

Once the tenancy has been executed regular visits are essential to the good management of a property and are conducted to ensure the property is being kept to an acceptable standard. Typically we will inspect the property on a quarterly basis and should the condition of the property be brought in to dispute at the conclusion of the tenancy these inspections can be vital if the landlord needs to make a claim against the tenants deposit.

Tenants are obliged to inform us of any problems during the tenancy but we also look for signs of problems during property visits.

Should there be any issues or items that require maintenance we advise the landlord of the issue and arrange for its remedy as required.

The costs of day-to-day repairs and maintenance are normally deducted from rent. We ask for authority from the landlord before incurring any expense and will also identify who is responsible for the costs that have been accrued.

In the event of an emergency we are often obliged to act on the landlord’s behalf without prior consultation as an agent of necessity. Under these circumstances we reserve the right to take, at the landlord’s expense, whatever reasonable steps we feel are necessary to safeguard the tenants and protect the landlord’s interests.

SCALE OF CHARGES as at July 2026

VAT is payable at the prevailing rate (currently 20%) on all our fees. The prices below include VAT where shown in brackets. If the VAT rate changes, the price charged will change accordingly.

Percentage fees will increase or decrease in line with the agreed rental amount. Fixed fees remain unchanged regardless of the agreed rent.

Letting Services

Withdrawal after Tenant Introduction
If an applicant who is ready, willing and able to enter into a tenancy is introduced during our period of instruction (or as a result of our marketing), and the landlord subsequently withdraws, the minimum fee payable will be the Let Only Service fee plus any costs already incurred (for example, a Gas Safety Record).

Additional Charges

* Void property visits outside a 10-mile radius of BH21 1DS incur an additional mileage charge of £0.50 per mile.

Service Inclusions

Tenancy Set Up Charge includes:

• Comprehensive referencing (up to two tenants and one guarantor)
• Right to Rent checks
• Preparation and execution of the tenancy agreement
• Deposit protection documentation
• Service of all legally prescribed documents
• Preparation and service of the Written Statement in accordance with the Renters’ Rights Act 2025

Inventory & Check-In

Each property is individually quoted according to its size.

Check-Out

Each property is individually quoted according to its size and includes deposit return negotiations if the tenancy is fully managed.

Project Management

Applies to works exceeding £500 + VAT.

Example: If works cost £1,000 + VAT, the project management fee is £120 + VAT (£144).

Professional Hourly Rate

Charged where additional services are required, including liaison with solicitors or attendance at court. Please note that the Agent cannot represent the landlord in court.

Cancellation During a Tenancy

Where the Landlord cancels the agency agreement during a tenancy, the minimum fee payable will be:

Other Income

(All fees are per property unless otherwise stated)

Charges to Tenants (where applicable)

Please note: Tenant fees do not apply to Assured Shorthold Tenancies, student accommodation or licences but may apply to other tenancy types.

The fees charged to tenants may change, and we will endeavour to notify landlords at the earliest opportunity.

Referral Fee Disclosure

We do not receive or request referral fees.